View from the Foothills of France

Some personal views on living, working,
bringing up family and making the dream happen in the most beautiful region of France. View from the Foothills of France also includes some personal and professional thoughts and tips on finding and buying the perfect property in the Ariège and Haute Garonne regions.

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Estimating the value of French property

Many of my clients (and many sellers I meet) want to know how the value of French property is calculated. This is not, however, an easy question to answer because there is no one agreed method or set criteria for valuing property here and there are also different measures used in different regions. The old-fashioned method, still employed the majority of the time (alongside other factors), is to use the price per square metre calculation but while this may work relatively well in cities, it is much less applicable here in the countryside where properties are so varied and hence each region and each agent tends to use a mixture of calculations, comparisons and professional or local knowledge to come up with a value.

Some of the most important criteria used here in rural southwest France to value a property are:

Location

Is it a popular or thriving area or an area that is in demand?

Situation and environment

Quiet or on a road? Private or overlooked?

View

A property with a mountain view is worth more than one without; it can add between 5-20% per square metre

Access

Easy access to the motorway, to the airport, to Toulouse and to the ski resorts

Orientation

South or north facing? A south-facing property is worth 3-5% more per square metre than a north facing house

Attractiveness

All my agents tell me that a photo on their website of a classic, pretty, French, stone house with blue shutters will get more views than all the other properties together

Number of rooms

Particularly a good number of bedrooms and bathrooms and some sort of guest accommodation

Internal layout

Big living spaces and eat-in kitchens add value as does a good flow whereas bedrooms where you have to walk through one to get to another will decrease value

External layout

Does the kitchen lead to a great, outside terrace? Are there nice external seating areas? Mature trees? Easy to maintain but pretty garden? Nice views

Swimming pool

These are very much in demand in southwest France and add between 5-20% to the value of the property

Quality of construction

Is it a well-built, solid, stone house?

Quality of renovation

Has it been renovated professionally or had the dodgy DIY treatment?

Condition

Of the roof, woodwork, floors, kitchen, bathrooms

Outbuildings

These add value if there is possibility of converting them to accommodation but reduce value if they need lots of work and money spending on them and are not very useable

Quantity and quality of land

There is a set price per metre for agricultural land which will be added to the property. However, there is then a premium for certain criteria pertaining to the land, for example, if it is flat, if there is woodland, if it is fenced, if there is water and if the land is attached to the property (in France often a house is sold with land that is not necessarily adjacent to the house)

Demand

If it is the type and style of property in demand, the price will be more. For example, in this region, a Maison de Maître is generally worth more than a farmhouse of a similar size and condition but an isolated mountain barn in its own land is worth more than a small village house even if the barn needs renovation. And a house in a village that has a bakery or shop, or school will be worth more than a very similar house in a village with no facilities

Energy ratings

These have only recently started to influence the value of a property in line with the increase in energy prices so it is still early days to say by what percentage a good energy score will affect the value of a house but certainly, a low energy score influences a buyer’s decision as to whether they can afford a property in terms of potential bills or the work required to improve the energy score

Presentation and maintenance

A well presented, well maintained and clean house will generally be given a higher valuation than an almost identical house that is dirty and unloved because the agent knows that buyers often cannot see through the mess nor see future potential so will need to price it lower in order to attract interest and widen the pool of possible buyers

 

Therefore, as with so many things, there is no definitive answer as to how much a property is really worth, nor is there any clear science behind a valuation. There are many criteria that an agent will take into account when assessing and valuing a property but often it will simply come down to experience and knowledge of the market and gut feeling which means that two agents might come up with very different estimations.

Having said that, it is rare to see a house that is wildly over or under priced – unless it is being sold privately which is a whole other matter; we all think our house is worth more than it really is! And measures used in other countries – such as having spent X on the renovation, so you add this number to what you bought if for plus some – just does not work in rural France.

As ever, the most important criteria you should use as a buyer when viewing a French property is whether you feel the house is worth the price for you and whether it offers good value to you in terms of what you are looking to get back from it in quality of life. Luckily, I see hundreds of houses each year so I can generally tell as soon as I walk into a house if the price is right – which is not to say that an over-priced house won’t sell, as the value to each person is different and you can’t always put a number on that.

If you have questions or need help with your French property search, please get in touch: nadia@foothillsoffrance.com

 

Discover Gascony; the Tuscany of southwest France

My latest article in French Property News magazine. Please get in touch if you would like any help with your property search in southwest France: nadia@foothillsoffrance.com

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Happy New Year

It has been a perfect start to 2025 here in the foothills; we had a big snow fall up in the mountains and ski resorts just before the Christmas holidays and, since then, it has been wall-to-wall sunshine and blue skies with frosty mornings and clear, bright days.

The property market is still very quiet, but there are signs that things are warming up and I am hoping we will soon start to see some great new properties coming up for sale. In terms of prices, property in southwest France still represents fantastic value and the best quality of life you are likely to find (ok I am biased) that is both affordable and accessible.

As for new year’s resolutions, mine is to get lost more. I already get lost quite a bit when out on viewings, particularly when I have a list of properties to view in different locations with vague addresses (directions from many French agents tend to be limited to ‘pass the church on the right and you can’t miss it’) but I have noticed that inevitably, since using a satnav, I get lost less. Which is a good thing when working to a tight time schedule, but I have realized that many times in the past, I have come across houses for sale privately (with a handmade ‘for sale’ sign on the front gate) and beautiful, hidden locations by taking a wrong turn and finding myself somewhere new and unexpected. So hence I am going to follow my nose a bit more and my satnav a bit less and see what happens.

If you are thinking of buying a property in southwest France this year, why not get in touch and see if I can help you: nadia@foothillsoffrance.com

Wishing you a very happy 2025 and I hope that all your French property dreams come true.

The property market in southwest France at the end of 2024 – and what will 2025 bring?

The French property market has had a bumpy ride in 2024 with high interest rates and tightened lending criteria making financing more difficult for buyers, significantly slowing market activity. As anyone who has been searching for property in southwest France over the last year will know, there has been a distinct lack of good properties for sale. Sellers (who are usually also buyers) have mainly decided to stay put and wait for an improvement in the financial climate. There is, however, growing optimism for 2025 from both agents and the finance industry that things are starting to move again. So, if you are thinking about buying your dream home in France in 2025, here is a quick look at the current property market and what might come next.

What happened in 2024?
This year was tough for both buyers and sellers. High interest rates and stricter lending rules made it harder for many people to get a mortgage. As a result, house sales dropped, with fewer than 800,000 transactions, compared to over a million just a couple of years ago.

Prices have dipped slightly—around 1.3% nationally—but it depends on where you look. Paris, for example, saw sharper declines, with prices falling nearly 5% year-on-year. Rural areas and tourist hotspots, on the other hand, held up better with much of this region of southwest France seeing small price increases. Cash buyers, especially from abroad, have had the upper hand this year since they don’t rely on loans.

What can we expect in 2025?
Things are looking positive for the property market next year. Here’s why:
Better mortgage conditions
Interest rates are expected to drop below 3% by spring, making it easier for people to borrow money to buy a home. The government is also likely to expand schemes such as zero-interest loans for first-time buyers.
Prices stabilising
Experts believe that French property prices will start climbing again in 2025. A minimum 2% rise is predicted, especially in the countryside.
More buyers returning
With easier financing and improved economic confidence, buyer activity is expected to pick up. This should also bring transaction numbers closer to the pre-slump levels.

 

Spotlight on the property market in Southwest France in 2025
The property market in Southwest France is expected to perform well in 2025 for several reasons:

Lifestyle appeal
The southwest boasts a unique blend of beautiful countryside, historic villages, vibrant towns and a laid-back lifestyle. The region continues to attract French families relocating from the city, retirees, second-home buyers, and expatriates looking for a better quality of life. Property is also still very affordable.
Rising demand for rural living
Since the covid pandemic, there has been a growing trend towards rural living, driven by demand for space, home working and a higher quality environment, particularly for families. The southwest, with its unspoiled countryside but good accessibility, meets current and growing demand.
Resilient property values
Unlike urban hubs which saw sharp falls in property prices in 2024, rural areas in the southwest of France have shown price stability, and even slight price increases. This resilience points to stronger underlying demand and less market volatility in 2025.
International buyer interest
The southwest remains a hotspot for foreign buyers seeking a second home or relocating to France. British and other European buyers have shown consistent interest in the region despite economic uncertainties. Demand from US buyers has increased since the US election, and this looks set to continue in 2025.

 

What does this mean for you?

If you are hoping to buy a property in France, 2025 could be a great year to secure a deal on that dream home, especially if you are paying in cash. The French property market may have slowed down in 2024, but it is already showing signs of life for next year. While uncertainty remains, particularly in urban areas, improving mortgage conditions and a more favourable economic outlook could reinvigorate demand. Prospective buyers, especially those with cash or access to affordable financing, may find opportunities to secure properties at competitive prices before the anticipated upward cycle begins.
Whether you are considering a permanent home in France, a property investment, or a holiday home, 2025 is looking likely to be a good year to be house hunting in southwest France.
If you need help with your property search, please get in touch: nadia@foothillsofrance.com

 

Market data and projections from Meilleurs Agents and SeLoger
Predictions of a 2% price increase and improved mortgage conditions, such as expected interest rate reductions below 3%, stem from estate agency projections and analyses of expected ECB monetary policy